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Design GuidelinesdesignReview

Urban Center Village

for the

Belltown

City of SeattleDepartment of Planningand Development

effective August 26, 2004

3Design Review Belltown Urban Center Village Design Guidelines

Contents

Background Information

Design Review in Seattle’s Neighborhoods III

Belltown Context and Priority Design Issues VII

Design Guidelines

Downtown Design Guidelines at a Glance 3

Belltown Design Guidelines

A. Site Planning & Massing 4Responding to the Larger Context

B. Architectural Expression 6Relating to the Neighborhood Context

C. The Streetscape 12Creating the Pedestrian Environment

D. Public Amenities 20Making the Most of the Streetscape & Open Space

Appendix - Belltown Historic and Icon Building Inventory 32

AcknowledgementsBelltown Housing and Land Use Subcommittee:John Pehrson, Chair Blaine Weber, Vice ChairKaren Anderson Bittenbender Barbara SheldonBea Kumasaka Carolyn GeiseHal Weeks Jerry JordheimJoan Algain Mark BaerwaldtLois Matheson Valerie Heide MudraZander Batchelder

Tom GraffGreg WaddellMichael Kimelberg, Urban Design Consultant

City of Seattle:Department of Planning and DevelopmentDepartment of Neighborhoods

Design Review: Belltown Urban Center VillageDesign Guidelines

4 Design Review Belltown Urban Center Village Design GuidelinesII


What is design review?Design Review provides a forum for citi-zens and developers to work towardachieving a better urban environmentthrough attention to fundamental designprinciples. Design Review is intended toassist new development to contributepositively to Seattle’s downtown neighbor-hoods. Design guidelines offer a flexibletool — an alternative to prescriptive zon-ing requirements — which will allow newdevelopment to respond better to the dis-tinctive character of its surroundings.

Design Review has three principalobjectives:

1. to encourage better design and siteplanning to enhance the character of thecity and ensure that new developmentsensitively fits into neighborhoods;

2. to provide flexibility in the applica-tion of development standards; and

3. to improve communication and par-ticipation among developers, neigh-bors and the City early in the designand siting of new development.

Design Review is a component of a MasterUse Permit (MUP) application, along withother components, such as environmentalreview (SEPA), variances, etc., adminis-tered by the Department of Planning & De-velopment (DPD). Like these other compo-nents, Design Review applications involvepublic notice and opportunity for comment.Unlike other components, projects subjectto Design Review are brought before theDesign Review Board for its recommenda-tions. The final decision on Design Reviewis made by the DPD Director, together withthe decisions on any other MUP compo-nents. This decision is appealable to theHearing Examiner.

Design Review in Seattle’s NeighborhoodsWhat is design review in Belltown?The downtown Design Review Board isresponsible for reviewing the design ofnew buildings in Belltown Urban CenterVillage for their contribution to thepublic’s enjoyment of the building andthe immediate vicinity. The downtownDesign Review Board includes two down-town residents, and one representativeeach from the downtown business, de-velopment, and design communities.

What are Neighborhood-Specific DesignGuidelines?Design Review downtown uses both the1999 “Design Review Guidelines forDowntown Development” and the guide-lines that are specific to individual neigh-borhoods. Once adopted by City Council,neighborhood-specific design guidelinesaugment the Downtown Design Guide-lines. Together they are the basis forproject review within the neighborhood.

What are Belltown-Specific DesignGuidelines?The Belltown neighborhood design guide-lines reveal the character of the neigh-borhood as known to its residents andbusinesses. The guidelines help to rein-force existing character and protect thequalities that the neighborhood valuesmost in the face of change. Thus, aneighborhood’s guidelines, in conjunctionwith the 1999 “Design Review Guidelinesfor Downtown Development” can increaseoverall awareness of good design and in-volvement in the design process.

Design guidelines are design consider-ations that promote various goals and de-sign intents. They address the quality ofthe urban environment, recognizing thatit is ultimately formed by countless indi-vidual creative decisions. The guidelinesare intended to present design principlesthat encourage development that pro-motes cohesiveness and compatibility

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6 Design Review Belltown Urban Center Village Design Guidelines

with the existing and desired characterof the area, as well as excellence in ur-ban design. They are not intended to re-strict innovation, imagination or varietyin design. An alternative design can beconsidered if it demonstrates that itachieves the desired character.

Designing Streetscapes to AddressSafety and Accessibility RequirementsThe streetscape is part of the publicright-of-way that lies between the curband the building face or property line. En-hancements to the streetscape such asspecial paving treatments and street fur-nishings can contribute to the experiencefor pedestrians and help define neighbor-hood character. Certain features, such ascurb bulbs, can improve safety by short-ening the crossing distance for pedestri-ans as well as increase visibility betweenpedestrians and drivers.

The life of Belltown is closely tied to thecharacter of its public space, and it is es-pecially important to acknowledge theimportance of streets as public space.The sidewalk, and where the buildingmeets the sidewalk, should be a place ofintense interaction. Well-designedstreetscapes can support activities inneighborhood business districts, andmake walking an attractive choice forgetting around the city. The Seattle De-partment of Transportation (SDOT) rec-ognizes and supports the range of ben-efits a well-designed streetscape pro-vides for all pedestrians, includingpeople with disabilities. For this reason,SDOT reviews streetscape design ele-ments very carefully to ensure that all ofthe materials, dimensions and design el-ements meet safety and accessibility re-quirements. In addition to the aestheticand practical benefits of a well-designed

Design Review in Seattle’s Neighborhoods(cont.)

streetscape, SDOT must meet state andnational safety and access standards forstreetscape design.

SDOT and the Department of Planning &Development (DPD) are working to-gether to better coordinate SDOT’s earlyinvolvement and guidance with the de-sign review process. The information be-low is intended to help those involved inthe design review process (design reviewboard members, project proponents,DPD staff, and the public) have a betterunderstanding of the issues that SDOTstreet use permit reviewers and engi-neers must consider when reviewingstreetscape designs. Safety and accessi-bility requirements should not restrictthe creative intent of a design proposal.They will, in every case, require a closeexamination of the following elements ofall streetscape design plans:

Use of materialsPavement materials that result in a slip-pery or uneven pavement surface willnot comply with standards establishedby the Americans with Disabilities Act(ADA) and therefore should be avoided.

Minimum sidewalk width, areas free ofobstructionsADA requires a minimum of five (5) feetof clear sidewalk space. SDOT prefers six(6) feet of unobstructed, linear sidewalkspace that is free of street furniture,street trees, planters, and other verticalelements. These minimum widths are re-quired to provide access to people inwheelchairs and walkers. In addition tosidewalk width, the State requires athree (3) foot distance between verticalobjects on the sidewalk and travel lanesin the roadway to minimize conflicts withvehicle activity.

IV


Curbside managementIn a dense urban environment such asBelltown, curb space to accommodatebike lanes, parking, loading zones, tran-sit zones, and other street elements is invery high demand. While wide sidewalksand planting strips may meet many Cityand neighborhood goals, on-street park-ing spaces in business districts may alsomeet multiple policies and goals.

Trade-offs are often necessary among thenumerous uses competing for limitedamounts of curb space. Removing parkingto add other street elements is possible inmany locations and always requires care-ful consideration of business and neigh-borhood parking needs. Transit systemneeds, including bus zones, must be ac-commodated to support quick and reliabletransit service throughout the city.

Design for longevitySidewalks with special paving treatments(such as pavers or stamped, colored con-crete) add a unique design element to thestreetscape and can enhance the walkingexperience for pedestrians. It is importantto design special paving so that it retainsits integrity over time. This is becomingincreasingly important as the number ofutility cuts on sidewalks increases to re-spond to the demands of higher densitydevelopment. Carefully selected colors canbe mismatched as the original color fadesand new sections are applied.

A successful design solution will addresssafety, access, and aesthetics. SDOT en-courages design review board membersand staff to consider all of the issueslisted above when reviewing streetscapedesigns for new development.

An example of special pavingtreatment designed to be well-

maintained over time.

Balancing the needs of pedestrian safetyand comfort with on-street parking.

A sidewalk providing clear sidewalk space, streetfurniture, and an acceptable distance between

streetscape amenities and vehicle travel lanes.

V


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IV


Belltown Context and Priority Design IssuesBelltown is the northern neighborhood of downtown Seattle bounded by Denny Wayto the north, Elliott Avenue to the west, Sixth Avenue to the east, and Virginia Streetto the south (historically and decades ago, the southern border was Stewart Street).

Belltown is an eclectic and diverse neighborhood. This characteristic permeates theneighborhood in many ways. It is Seattle’s densest residential community, and, asan arts center, a shopping and dining destination, and a home to a wide variety ofbusinesses, this diversity takes form in the neighborhood’s social and cultural fabric.It is also reflected in the built environment through its architecture, public art andother street amenities.

The 1998 Belltown Neighborhood Plan identifies several core values, such as eco-nomic viability and respect for cultural and historic traditions, as criteria used toevaluate neighborhood planning choices. The plan provides a framework of goalsand policies and describes actions required by the City and the community to realizethis vision. These include an enhanced pedestrian environment; new developmentthat respects neighborhood character; and human scaled architecture. The followingdesign guidelines will help implement several of these visions and goals by: sustain-ing Belltown’s character; enhancing and nurturing the pedestrian environment; en-couraging creative solutions, and fresh, contemporary design that has a sense ofpermanence; and fostering good retail.

Neighborhood Priority: Preservation and Enhancement of ExistingNeighborhood CharacterDefining Belltown’s physical character. The architecture is diverse ...

Contemporary styles

Federal style Spanish Colonial

Gothic

International

VII


Historic Architectural ContextBelltown is home to numerous iconic and historical buildings, many of which arelandmarks (see Appendix, Belltown Icon and Historical Building Inventory). Newbuildings should establish a sympathetic transition between newer and older build-ings. Compatible design should respect the scale, massing and materials of adjacentbuildings and landscape. However, while complementing the architectural characterof an adjacent historic building or area is encouraged, imitation of historical stylesshould be avoided. New buildings should not appear to have been constructed dur-ing a past era, and references to period architecture should be interpreted in a con-temporary manner. Creative, contemporary architectural solutions are encouraged.

VIII

11Design Review Belltown Urban Center Village Design Guidelines IX


Neighborhood Priority: A Vibrant, Pedestrian-Friendly StreetscapeBelltown’s population density, combined with a high concentration of jobs and retailactivities within a compact area, make walking the best way to get around in theneighborhood.

The manner in which buildings help to activate the street edge is critical to a sociallyand visually stimulating street environment. An active street life — both day andnight — is a defining element of the neighborhood, and perpetuating this energy isespecially important for business vitality (especially small businesses that thrive onfoot traffic), safety, and character. New developments should provide active, pedes-trian-oriented uses along the street. Retail uses should have a high degree of trans-parency along the street, and these uses should be clearly visible to the passerby.Other street amenities can enhance this setting by providing comfort, human scale,and visual interest.

The neighborhood plan recognizes this, and is committed to enhancing an already dis-tinctive, lively and at times, whimsical pedestrian environment. It contains several poli-cies that carry this goal forward, several of which focus on the role of buildings in definingthe public realm and promoting street life. The following guidelines implement these poli-cies by providing methods to create successful building-to-sidewalk relationships.

X


Belltown Urban Center VillageDesign Guidelines

1



Downtown Design Guidelines at a GlanceBelltown-specific

supplementalguidance needed?

The Belltown Design Guidelines apply within the Belltown Urban Center Village and aug-ment the 1999 “Design Review Guidelines for Downtown Development.” The chart belowindicates the downtown guidelines for which Belltown-specific supplemental guidance hasbeen written, which can be found on the following pages.

A Site Planning & MassingResponding to the Larger Context

A-1 Respond to the physical environment.

A-2 Enhance the skyline.

B Architectural ExpressionRelating to the Neighborhood Context

B-1 Respond to the neighborhood context.B-2 Create a transition in bulk & scale.B-3 Reinforce the positive urban form

& architectural attributes of the immediate area.

B-4 Design a well-proportioned & unified building.

C The StreetscapeCreating the Pedestrian Environment

C-1 Promote pedestrian interaction.C-2 Design facades of many scales.C-3 Provide active—not blank—facades.C-4 Reinforce building entries.C-5 Encourage overhead weather protection.

C-6 Develop the alley facade.

D Public AmenitiesEnhancing the Streetscape & Open Space

D-1 Provide inviting & usable open space.D-2 Enhance the building with landscaping.D-3 Provide elements that define the place.D-4 Provide appropriate signage.D-5 Provide adequate lighting.

D-6 Design for personal safety & security.

E Vehicular Access & ParkingMinimizing the Adverse Impacts

E-1 Minimize curb cut impacts.E-2 Integrate parking facilities.E-3 Minimize the presence of service areas.

3

YesNo

Yes

Yes

YesNo

YesYes

YesYesYesYesYes

NoNo

No

No

No

Yes

No

No

Belltown Guidelines Augment Downtown Guidelines


Respond to the physical environment.Develop an architectural concept and compose the building’smassing in response to geographic conditions and patterns ofurban form found nearby or beyond the immediate context ofthe building site.

These buildings employ similar massingcompositions in response to the area’s

topography and view corridors.

Multiple, “townhouse” style or live/work entries with stoopsplaced on a slope to activate the street environment.

Example of storefrontwindows on a sloping

street, addingvisual interest.

Landscape and public artelements transform a

potentially challengingslope into a pedestrian-

friendly streetscape.

Belltown-specific supplementalguidancea. Develop the architectural concept and

arrange the building mass to enhanceviews. This includes views of the waterand mountains, and noteworthy struc-tures such as the Space Needle;

b. The architecture and building massshould respond to sites having nonstand-ard shapes. There are several changes inthe street grid alignment in Belltown, re-sulting in triangular sites and chamferedcorners. Examples of this include: 1st,Western and Elliott between Battery andLenora, and along Denny;

c. The topography of the neighborhoodlends to its unique character. Designbuildings to take advantage of this con-dition as an opportunity, rather than aconstraint. Along the streets, single en-try, blank facades are discouraged. Con-sider providing multiple entries and win-dows at street level on sloping streets.

Site Planning & MassingResponding to the Larger Context

A 1

4


Building forms that respond to shifts in the street grid alignment

Site Planning & MassingResponding to the Larger Context

A 1

5


Belltown-specific supplementalguidanceBelltown has a rich architectural context,with a wide variety of architectural stylesrepresented within the neighborhood. Con-temporary methods of building can poten-tially create visual conflicts with olderbuildings due to differences in scale, mass-ing, and degrees of articulation. Some-times new buildings add exteriors thatmimic past architectural styles, creating asense of unauthentic design. These guide-lines emphasize the concept of historicalcontinuity, or in other words, the relation-ship of structures over time. This relation-ship encourages diversity within a coherentwhole, reinforcing the unique and evolvingcharacter of Belltown.

Considerationsa. Establish a harmonious transition be-

tween newer and older buildings. Com-patible design should respect the scale,massing and materials of adjacentbuildings and landscape.

b. Complement the architectural characterof an adjacent historic building or area;however, imitation of historical styles isdiscouraged. References to period ar-chitecture should be interpreted in acontemporary manner.

c. Design visually attractive buildings thatadd richness and variety to Belltown,including creative contemporary archi-tectural solutions.

d. Employ design strategies and incorporatearchitectural elements that reinforceBelltown’s unique qualities. In particular,the neighborhood’s best buildings tend tosupport an active street life.

Respond to the neighborhood context.Develop an architectural concept and compose the majorbuilding elements to reinforce desirable urban featuresexisting in the surrounding neighborhood.

bbbbb

aaaaa

The new building (b) employs a massing compositionsimilar to the adjacent, older building (a). While

contemporary in design, the use of brick and horizontallines at the base result in a compatible relationship.

Architectural ExpressionRelating to the Neighborhood Context

B 1

6


Example of a well-composedhistoric building,with a

defined base, middle andtop. New developments

can take cues fromthis composition, while

at the same timeavoiding attempts athistorical replication.

Facade articulation: buildingmodulation creates intervals with

architectural elements such asbays and an entry portico that lend

a human scale.

A contemporary example of abuilding articulated into

intervals. Articulation methodsinclude building modulation, set

back roof lines and details(balconies, trellises).

A contemporary design thatadheres to the basic design

principles found in the historicbuilding at the left.

Employ massing compositions that conform to Belltown’sunique topography and stellar views.


B 1

7


New buildings should be compatible withthe scale of development surrounding theproject site.

Belltown-specific supplementalguidanceNew high-rise and half- to full-block devel-opments are juxtaposed with older andsmaller scale buildings throughout theneighborhood. Many methods to reduce theapparent scale of new developmentsthrough contextually responsive design areidentified in other guidelines (e.g., B-1:Respond to the neighborhood context andB-3: Reinforce the positive urban form &ar-chitectural attributes of the immediatearea). The objective of this guideline is todiscourage overly massive, bulky orunmodulated structures that are unsympa-thetic to the surrounding context.

Create a transition in bulk and scale.Compose the massing of the building to create a transition tothe height, bulk, and scale of development in nearby less-intensive zones.

Existing context: newer Belltown high-rises in relation to the moderate-scale historic context. New high-rise development must do a better job ofrelating — especially at the base — to the scale, character and orientation

of older buildings and the street level environment.


B 2

8


Avoid this type of monolithic, unmodulated design that does notrelate at all to the scale of the pedestrian at the street level.

This building base is not proportionatewith the vertical massing of the

tower above, resulting in a truncatedstreet level presence that lacks a

welcoming face to the building.

INSTEAD,

stepback reflectsexisting height

similar proportions

similar alignmentof features


B 2

9

These two examples show how new high-rise (left) and mid-rise (right) construction can relatewell in massing and scale to an existing building of merit. Buildings should meet the street with

human-scale proportions and detailing that is responsive to patterns of urban form.


Belltown-specific supplementalguidanceThe principal objective of this guideline isto promote scale and character compatibil-ity through reinforcement of the desirablepatterns of massing and facade compositionfound in the surrounding area. Pay particu-lar attention to designated landmarks andother noteworthy buildings.

a. Respond to the regulating lines andrhythms of adjacent buildings that alsosupport a street-level environment; regu-lating lines and rhythms include verticaland horizontal patterns as expressed bycornice lines, belt lines, doors, windows,structural bays and modulation.

b. Use regulating lines to promote contex-tual harmony, solidify the relationshipbetween new and old buildings, andlead the eye down the street.

c. Pay attention to excellent fenestrationpatterns and detailing in the vicinity.The use of recessed windows that cre-ate shadow lines, and suggest solidity,is encouraged.

Reinforce the positive urban form &architectural attributes of the immediate area.

The new building (b) complements thescale and proportion of the older

building’s (a) facade.

aaaaa bbbbb

Belltown Precedent: defined cornices


B 3

10

Consider the predominant attributes of the immediate neighborhoodand reinforce desirable siting patterns, massing arrangements,andstreetscape characteristics of nearby development.


PreserPreserPreserPreserPreserving Neighborving Neighborving Neighborving Neighborving Neighborhood Iconshood Iconshood Iconshood Iconshood IconsBuilding design should always be sensitive to the

surrounding urban, built and natural conditions.This example shows the preservation of a

neighborhood icon’s terra cotta facade, and theintegration of the facade into a contemporary

residential tower. A contextual approach does notnecessarily mean a historicist approach, however,

in this casean important

piece ofBelltown’s

architecturalhistory was

able to beincorporated

into thenew building.

The courtyard apartment is a prevalent building type in Belltown (above left).This type is encouraged in new development (such as the buildings above to

the right) to create usable open space and to break down building mass.

Building on corner lot that reinforces the streetcorner with a pedestrian entry, storefront and

architectural detailing.

Bay windows are common in both older (left) and newer buildings (middle and right images) in Belltown.

11


B 3


The sidewalk is the essence of the pedes-trian experience, and streets comprise thegreatest amount of open space in Belltown.As abutters to this rich environment, newdevelopments have the opportunity to en-hance an already active day and nightstreet life through engaging transitions be-tween the public and private realm. Severalof the following considerations recommendimprovements in the public right-of-way,and require review and approval from Se-attle Department of Transportation’s (SDOT)street use team. Refer to the “DesigningStreetscapes to Address Safety and Accessi-bility Requirements” section on pages 6-7.When planning objects and making im-provements in the right-of-way, issues ofsafety and maintenance should be resolvedprior to the final land use decision.

Belltown-specific supplementalguidancea. reinforce existing retail concentrations;

b. vary in size, width, and depth of com-mercial spaces, accommodating forsmaller businesses, where feasible;

c. incorporate the following elements inthe adjacent public realm and in openspaces around the building:

- unique hardscape treatments- pedestrian-scale sidewalk lighting- accent paving (especially at cor-

ners, entries and passageways)

Promote pedestrian interaction.Spaces for street level uses should be designed to engagepedestrians with the activities occurring within them. Sidewalk-related spaces should appear safe, welcoming, and open to thegeneral public.

12

The StreetscapeCreating the Pedestrian Environment

C 1

Architecturalscaling

elements: theproportions,rhythms and

dimensions ofthese largely transparent, open and inviting

storefronts lend a human scale at the street level.

Building corners are places ofconvergence. This iconicneighborhood corner is a

wayfinder in the pedestrianenvironment, as well as a

gathering space.


- creative landscape treatments (planting,planters, trellises, arbors)

- seating, gathering spaces- water features, inclusion of art elements

d. Building/Site Corners. Building corners are places of convergence.The following considerations help reinforce site and building corners:

- provide meaningful setbacks/open space, if feasible

- provide seating as gatheringspaces

- incorporate street/pedestrian amenities inthese spaces

- make these spaces safe(good visibility)

- iconic corner identifiers tocreate wayfinders that drawpeople to the site

Design for uses that are acces-sible to the general public, openduring established shoppinghours, generate walk-in pedes-trian clientele, and contribute toa high level of pedestrian activ-ity. Where appropriate, considerconfiguring retail space to attracttenants with products or servicesthat will “spill-out” onto the side-walk (up to six feet where side-walk is sufficiently wide).

A street level use that integrates pedestrian amenities into the sitingand design of the building.

lighting

recessed entry

landscaping(planters)

seating

overhead weatherprotection

Streetscape amenities help buildings connect to, and enhancecenters of commercial and social activity.

streetfurnishings

pedestrianzone

building/outdoorseating/plaza

13


C 1

special paving

planters withseating walls

26 Design Review Belltown Urban Center Village Design Guidelines14

Figure 1:Belltown’spedestrianenvironment

27Design Review Belltown Urban Center Village Design Guidelines 15

Figure 2: Positive urban form andarchitectural attributes of the immediatearea – paving and building materials


Overhead weather protection is an impor-tant design consideration in Belltown to pro-vide human scaled proportions and pedes-trian comfort in the public realm. Pedestrianactivity and pedestrian oriented uses are fa-cilitated when weather protection is pro-vided adjacent to the public sidewalk.

Belltown-specific supplementalguidanceOverhead weather protection should be de-signed with consideration given to:

a. the overall architectural concept of thebuilding (as described in Guideline B-4);

b. uses occurring within the building (suchas entries and retail spaces) or in theadjacent streetscape environment (suchas bus stops and intersections);

c. minimizing gaps in coverage;

d. a drainage strategy that keeps rain wateroff the street-level facade and sidewalk;

e. continuity with weather protection pro-vided on nearby buildings;

f. relationship to architectural featuresand elements on adjacent develop-ment, especially if abutting a buildingof historic or noteworthy character;

g. the scale of the space defined by the heightand depth of the weather protection;

h. use of translucent or transparent cover-ing material to maintain a pleasant side-walk environment with plenty of naturallight; and

i. when opaque material is used, the illu-mination of light-colored undersides toincrease security after dark.

Encourage overhead weather protection.


C 5

16

Project applicants are encouraged to provide continuous, well-lit, overhead weather protection to improve pedestrian comfortand safety along major pedestrian routes.


Belltown Precedent: Noteworthy awnings and canopies.

Notice the retractable design of this awning.


C 5

17


Develop the alley facade.To increase pedestrian safety, comfort, and interest, developportions of the alley facade in response to the uniqueconditions of the site or project.

Like streets, alleys accommodate a varietyof needs in Belltown. Alleys are used foraccess to parking, service and loading ar-eas, and as pedestrian routes. When de-signing a building next to an alley, new de-velopments should address all of thesefunctions, and should compose a facadethat does not turn its back on the alley.

ConsiderationsSpaces for service and utilities:

a. Services and utilities, while essential tourban development, should be screenedor otherwise hidden from the view ofthe pedestrian.

b. Exterior trash receptacles should bescreened on three sides, with a gate onthe fourth side that also screens the re-ceptacles from view. Provide a niche torecess the receptacle.

c. Screen loading docks and truck parkingfrom public view using building massing,architectural elements and/or landscaping.

d. Ensure that all utility equipment is lo-cated, sized, and designed to be as in-conspicuous as possible. Consider waysto reduce the noise impacts of HVACequipment on the alley environment.

To prevent cluttered, threateningalleys ...

... provide niches for services and conceal utilitiesto increase pedestrian safety and comfort.


C 6

18


Pedestrian environment

e. Pedestrian circulation is an integralpart of the site layout. Where pos-sible and feasible, provide elements,such as landscaping and special pav-ing, that help define a pedestrian-friendly environment in the alley.

f. Create a comfortably scaled andthoughtfully detailed urban environ-ment in the alley through the use ofwell-designed architectural forms anddetails, particularly at street level.

Architectural concept

g. In designing a well-proportioned andunified building, the alley facadeshould not be ignored. An alley fa-cade should be treated with form,scale and materials similar to rest ofthe building to create a coherent ar-chitectural concept.

Example of a pedestrian-friendlyalley in Belltown.

Turn the corner: well designedalley facades contain the samefeatures as the other sides of a

building, including windows.

alley

consider chamferingthe building and

wrapping storefrontsinto the alley

design the alley facade tobe part of a building that

exhibits a unifiedarchitectural concept

integrate elements such aslandscaping, scoring and

pilasters into the alley facadeto soften and break down the

scale of the building edge


C 6

19


Open spaces such as plazas, courtyardsand outdoor areas adjacent to sidewalksare an integral part of the social life ofBelltown. They promote civic gathering, orthey can provide a quiet refuge from theurban environment. The location, size, anddesign of an open space must be carefullyconsidered in relation to its surroundings.Integrating open spaces that provideamenities for residents, workers and visi-tors is an important part of the neighbor-hood plan’s urban village strategy.

Belltown-specific supplementalguidanceAs a dense, urban neighborhood, Belltownviews its streets as its front porches, andits parks and private plazas and spaces asits yards and gardens. The design and lo-cation of urban open spaces on a site oradjoining sidewalk is an important deter-minant in a successful environment, andthe type and character of the open spaceshould be influenced by the building’s uses.

■ Mixed-use developments are encour-aged to provide useable open space ad-jacent to retail space, such as an out-door cafe or restaurant seating, or aplaza with seating.

■ Locate plazas intended for public useat/or near street grade to promotephysical and visual connection to thestreet; on-site plazas may serve as awell-defined transition from the street.Take views and sun exposure into ac-count as well.

■ Define and contain outdoor spacesthrough a combination of building andlandscape, and discourage oversizedspaces that lack containment.

■ The space should be well-buffered frommoving cars so that users can best en-joy the space.

Provide inviting & usable open space.Design public open spaces to promote a visually pleasing,safe, and active environment for workers, residents, andvisitors. Views and solar access from the principal area ofthe open space should be especially emphasized.

Public AmenitiesEnhancing the Streetscape & Open Space

D 1

20

Developments that internally focus public outdoor areas at theexpense of an active street environment are discouraged.

Establish clear pedestrian connections from these spaces tobuildings and streets (see sketches, above).


Upper level terrace

Features such as planters help define thescale of a courtyard.

Open spaces can feature art work, streetfurniture, and landscaping that invite cus-tomers or enhance the building’s setting.

Examples of desirable features to include are:

a. attractive pavers;

b. pedestrian-scaled site lighting;

c. retail spaces designed for uses that willcomfortably “spill out” and enliven theopen space;

d. areas for vendors in commercial areas;

e. landscaping that enhances the spaceand architecture;

f. pedestrian-scaled signage that identi-fies uses and shops; and

g. site furniture, art work, or amenitiessuch as fountains, seating, and kiosks.

Residential open spaceResidential buildings should be sited to maxi-mize opportunities for creating usable, attrac-tive, well-integrated open space. In addition,the following should be considered:

h. courtyards that organize architectural ele-ments while providing a common garden;

i. entry enhancements such as landscap-ing along a common pathway;

j. decks, balconies and upper level terraces;

k. play areas for children;

l. individual gardens; and

m. location of outdoor spaces to take ad-vantage of sunlight and views.


D 1

21


Quality landscaping is an essential compo-nent of the built form of the city. The use-fulness and attractiveness of gatheringplaces such as plazas and courtyards areenhanced by landscape elements. In gen-eral, new developments are expected tobuild on Belltown’s tradition of distinctivelandscape elements and provide: attractiveand architecturally compatible landscape;landscaping and/or hard surface designthat reinforces pedestrian activity at thestreet; and landscaping that presents awelcoming character to ground level usesand entrances facing the street.

Belltown-specific supplementalguidanceLandscape enhancement of the site may in-clude some of the approaches or featureslisted below, where appropriate:

a. emphasize entries with special plantingin conjunction with decorative pavingand/or lighting;

b. use landscaping to make plazas andcourtyards comfortable for human ac-tivity and social interaction;

c. distinctively landscape open areas cre-ated by building modulation, such asentry courtyards;

Enhance the building with landscaping.Enhance the building and site with generous landscaping —which includes special pavements, trellises, screen walls,planters, and site furniture, as well as living plant material.

Examples on this page define outdoorspaces through a combination of

building and landscape.


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d. provide year-round greenery —drought tolerant species are encour-aged to promote water conservationand reduce maintenance concerns; and

e. provide opportunities for installationof civic art in the landscape; de-signer/artist collaborations are en-couraged (e.g., Growing Vine Street).

Street DesignBelltown Precedent: Landscaping and outdoor furnishings invite activity and en-hance the urban setting.

Landscaping is crucial in makingattractive, usable spaces created by

building modulation.


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Belltown-specific supplementalguidanceBelltown is eclectic, diverse, eccentric andwhimsical. New developments should incor-porate elements on building facades, withinopen space, or on the sidewalk that refer tothe neighborhood’s rich art and history toreinforce a sense of place in Belltown.

Provide elements that define the place.

Art and HeritageArt and History are vital to reinforcing asense of place. Consider incorporating thefollowing into the siting and design:

a. vestiges of Belltown Heritage, such aspreserving existing stone sidewalks,curbs (see Figure 2: Paving and Build-ing Materials on pg. 15 for the locationsof cobblestone/brick pavement andother character-defining materials);

b. art that relates to the established oremerging theme of that area (e.g.,Western, 1st, 2nd, 3rd Avenue street-specific character. See “Street furni-ture/furnishings” under Guideline D-3,pgs. 25-27); and

c. install plaques or other features on thebuilding that pay tribute to Belltown history.

Green StreetsGreen Streets are street rights-of-way thatare enhanced for pedestrian circulation andactivity with a variety of pedestrian-ori-ented features, such as sidewalk widening,landscaping, artwork, and traffic calming.Interesting street level uses and pedestrianamenities enliven the Green Street andlend special identity to the surroundingarea. See Figure 1: Belltown’s PedestrianEnvironment on pg. 14 for the locations ofdesignated Green Streets in Belltown.

Place-making features


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Provide special elements on the facades, within public openspaces, or on the sidewalk to create a distinct, attractive, andmemorable “sense of place” associated with the building.


Street HierarchyThe function and character of Belltown’s streetscapes are definedstreet by street. In defining the streetscape for various streets, the hi-erarchy of streets is determined by street function, adjacent land uses,and the nature of existing streetscape improvements.

Transit Streets: 1st, 3rd, and 6th Avenues; Cedar and Broad Streetsfrom Denny Way to 1st Avenue.

Street Furniture/Furnishings:

3rd Avenue

New installations on 3rd Avenue shouldcontinue to be “civic” and substantial andbe reflective of the role the street plays asa major bus route.

1st Avenue

Any new installations between Denny Wayand Virginia Street should continue the es-tablished character of the street by usingunique pieces of inexpensive and salvagedmaterials such as the Wilkenson sandstonepieces that are currently in place. South of

Virgnia, new in-stallations shouldreflect the char-acter of the PikePlace Market.


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Street Hierarchy (cont.)

Arterial Streets: 2nd Avenue and 4th Avenue; Broad Street,Wall Street, Battery Street from 1st Avenue to Denny Way,Lenora Street, Virginia Street and Stewart Street.


2nd Avenue

New installations on 2nd Avenue should continue thestyle of “limited edition” street art that currently existsbetween Cedar Street and Virginia Street. Examplesinclude the following:

4th Avenue

Street furnishings on 4th Avenue should be “off-the-shelf”/catalogue modern to reflect the high-rise landuses existing or permitted along that corridor.

Bike racks:

off-the-shelf models, and

custom designs to dressup the sidewalk.


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Street Hierarchy (cont.)

Promenade Streets: 1st Avenue, 2nd Avenue, 3rdAvenue, 5th Avenue, Alaskan Way


1st , 2nd and 3rd Avenues

See above. Sidewalks should be wide andpedestrian amenities like benches, kiosksand pedestrian-scale lighting are espe-cially important on promenade streets.

5th Avenue

Installations on 5th Avenue are encouraged to have a futur-istic or “googie” architectural theme to reflect the presenceof the monorail as part of the streetscape.

Emerging Multi-Use Connector Streets: Western Avenue,Elliott Avenue

These streets offer good connections between Pike Place Marketand the new sculpture garden. The area is experiencing a fairamount of residential growth. Like 1st Avenue, these streets arereceiving eclectic public art and varied facades, and ultimatelyboth will become promenade-type streets.

Street Edge/Furnishings:

- Concentrate pedestrian improvements at intersections withGreen Streets (Bell, Blanchard, Vine, Cedar between 1stand Elliott, Clay, Eagle, and Bay Streets).

- Pedestrian crossings should be “exaggerated,” that is theyshould be marked and illuminated in a manner where theywill be quickly and clearly seen by motorists.


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The individual mostly interacts with abuilding at the street level, and this helpsinfluence our perception of the entireplace. Rich visual details such as signs atthe street level add interest and characterto the facade, setting the stage for an ac-tive street environment.

ConsiderationsIf the project is large, consider designinga comprehensive building and tenantsignage system using one of the followingor similar methods:

a. Use signs on an individual storefront’sawning, overhang, shop entrance, orbuilding facade to add interest and givea human dimension to street-levelbuilding facades; and

b. Show creativity and individual expres-sion in the design of signs.

c. Use signs to help distinguish theground level of a building from the up-per levels of a building; and

d. Establish a rhythm of elements alongthe street-level facade; for instance, theregular cadence of signs with storefrontsenhances the pedestrian experience.

Provide appropriate signage.Design signage appropriate for the scale and character ofthe project and immediate neighborhood. All signs shouldbe oriented to pedestrians and/or persons in vehicles onstreets within the immediate neighborhood.


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Belltown Precedent: Signs that add richness to the street environment.


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ConsiderationsConsider employing one or more of the fol-lowing lighting strategies as appropriate.

a. Illuminate distinctive features of thebuilding, including entries, signage,canopies, and areas of architectural de-tail and interest.

b. Install lighting in display windows thatspills onto and illuminates the sidewalk.

c. Orient outside lighting to minimizeglare within the public right-of-way.

Provide adequate lighting.To promote a sense of security for people downtown during nighttimehours, provide appropriate levels of lighting on the building facade, on theunderside of overhead weather protection, on and around street furniture,in merchandising display windows, in landscaped areas, and on signage.

A lighting program should consist of street lighting,pedestrian lighting, and internal illumination from storefronts.


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43Design Review Belltown Urban Center Village Design Guidelines 31


AppendixBelltown Historic and Icon Building Inventory

32


Guide to Belltown Historic and Icon Building Map

33

Buildings Already Landmarked1. Terminal Sales, 1932 1st Avenue (SL)2. Oxford (Butterworth) 1921 1st Avenue (NR)3. Moore Theatre/Hotel, 1932 2nd Avenue (NR,SL)4. Josephinium (New Washington), 1902 2nd Avenue (NR,SL)5. Guiry Hotel, 2101-2105 ½ 1st Avenue (SL)6. Schillestad Building, 2111 1st Avenue (SL)7. Barnes Building (Odd Fellows Hall), 2320 1st Avenue (NR,SL)8. Austin A. Bell Building, 2324 1st Avenue (NR,SL)9. Seattle Empire Laundry Building, 66 Bell Street (SL)10. Fire Station No. 2, 2334 4th Avenue (SL)11. Hull (A-1 Laundry), 2401 1st Avenue (NR,SL)12. P-Patch Cottages, 2512-2516 Elliott Avenue (SL)13. New Pacific, 2600-04 1st Avenue (SL)14. Seattle, Chief of the Suquamish Statue, 5th and Denny (NR)

NR - National Historic RegisterSL - Seattle Landmark

Icon Buildings1. Lebuznik, 1924 1st Avenue2. Terminal Sales Annex, 1931 2nd Avenue3. Façade of Bethel Temple, 2033 2nd Avenue4. Haddon Hall, 1921 3rd Avenue5. Palladian6. Denny Hall Building7. Pathe Building8. Securities, 1904 3rd Avenue9. Centennial Building, 414 Stewart Street10. Marshall Building, 2013 4th Avenue11. Clairemont Hotel, 2000 4th Avenue12. Griffin, 2005 5th Avenue13. Sheridan Apartments, 2011 5th Avenue14. Western & Blanchard Building15. Lewiston, 2201 1st Avenue16. Scargo, 2205 1st Avenue17. Egbert/Appex Co-op, 2225 1st Avenue18. Kasota, 2212 1st Avenue19. Donald Apartments, 2204 1st Avenue20. Humphrey, 2205 2nd Avenue21. Rivoli, 2127 2nd Avenue22. El Rey, 2119 2nd Avenue23. Castle, 2132 2nd Avenue24. Army Building, 2111 3rd Avenue25. Oregon, 2305 1st Avenue26. Dorothy Day House, 2300 1st Avenue27. William Tell Hotel28. MGM Building, 2331 2nd Avenue29. Speakeasy Building30. 2134 3rd Avenue31. Cornelius, 306 Blanchard

32. Adams, 2011 5th Avenue33. Fleming, 2321 4th Avenue34. Franklin, 2302 4th Avenue35. Charlesgate, 2230 4th Avenue36. Law Office, Blanchard & 4th Avenue37. Windham, 420 Blanchard38. 5th Avenue Court, 2132 5th Avenue39. 87 Wall Street40. Ace Hotel, 2425 1st Avenue41. 81 Vine Street42. 2nd & Vine Street43. Lexington & Concord, 2408 2nd Avenue44. Trianon Building, 2505 3rd Avenue45. Payless Drug Building, 2603 3rd Avenue46. 3rd & Vine Street47. Devonshire, 420 Wall Street48. Stonecliff, 2602 4th Avenue49. Davenport, 420 Vine Street50. Edwards on Fifth, 2619 5th Avenue51. Tillicum Square Buildings52. Zeeks Pizza Building53. 2700 4th Avenue54. Watermarke, 320 Cedar Street55. IBEW Building56. Labor Temple57. Bremer Apartments58. Windermere Apartments59. William Daniels Apartments, 3001 1st Avenue60. Grange Headquarters, 3104 Western Avenue61. Denny Industrial Buildings

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